Inheriting a House? Navigate Your Options and Responsibilities

Inheriting a house can be a life-changing event with emotional and financial implications. Understanding your options and obligations is critical, whether you sell it, keep it, or rent it out. LendingTree insights show you how to make the most of your inheritance.

What’s the Legal Process of Inheriting a House?

When inheriting a house, you don’t immediately receive the title in your name. The inheritance process may involve probate where a judge reviews the will and appoints an executor to carry out the Testator’s wishes, a trust administration where a trustee controls the property or a non-probate option such as a Lady Bird Deed or transfer on death deed conveying the property to a person like a beneficiary designation.

These processes may involve responsibilities like insurance, identifying debts or liens and paying utilities. They also distribute belongings and manage property taxes.  In some cases, the property needs to be sold to settle the decedent’s debts and may not be inherited at all!!!

What Should You Do when Inheriting a House?

When you’re in line to inherit a house, there are steps to consider and take.

  1. Communicate with the Fiduciary: Establish a clear line of communication with the executor, trustee or other person who is handling the estate. This will help you learn the necessary information and simplify the transfer process.  This will especially help with transfers of utilities, insurance and keys.  You’ll also want to make sure the property is secure so that nothing happens to it while the estate proceeds.
  2. Insurance.  Speaking of insurance, property insurance usually has a clause in which the home won’t be insured if it’s unoccupied, such as during an estate administration.  The fiduciary may pay for insurance during an administration to protect the house, but the beneficiary should coordinate the transfer at the end of the administration to ensure the property is insured.  
  3. Coordinate with Co-Heirs: Work with the others if you are one of several heirs. Avoid costly disputes by deciding whether to sell, keep, or rent the property.
  4. Determine Property Value: An important step in estate administration is valuing the property as of the date of death which may be done by an appraisal or other means.  The new owner needs this information to determine whether to keep, sell, or rent the home while informing you of tax liabilities should you sell the property in the future.
  5. Evaluate Debts: Identify any liens or debts tied to the property and compare them against the house’s value. Understand the financial implications and incorporate that into your decision.  With mortgages, you may be able to continue paying the existing mortgage, and if not, can consider refinancing.
  6. Seek Professional Advice: Consult estate planning attorneys, accountants and financial advisors. These professionals can clarify ownership-related problems, such as debt obligations and inheritance taxes and how to rent the property.
  7. Update your Estate Plan.  Receiving real estate is often a reason to review and maybe update your own estate plan.  Going through the estate process to receive the house is invaluable experience in determining how you want to leave the property to others.

What Should You Do with the House?

Moving Into an Inherited House

Moving into the inherited house can provide a new residence or vacation home. However, this option can be costly due to mortgages, taxes, repairs and insurance.

Renting Out an Inherited Home

Renting out the property can provide passive income, while keeping it in the family. Buy out other heirs or work with them to share costs and rental income.  This is certainly more work, but might help reduce costs while figuring out a long term plan.

Selling Your Newly Inherited Home

Selling the house is a straightforward way to obtain immediate cash. The proceeds can help pay off debts tied to the house, and the remaining proceeds will go to the heirs.  I often encourage people to consider this first because keeping the house is an obligation and ongoing expense that sometimes get’s out of hand.

For more information, see this article on inheriting property.  https://galligan-law.com/inherited-property-what-you-need-to-know/

In all cases, talk to an estate planning attorney if you have questions on inheriting a property and how this impacts you, your loved ones and your estate plan.

Reference: LendingTree (Nov. 16, 2021) “Inheriting a House? Here’s What to Expect”

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Why Don’t Most Americans have an Estate Plan?

Just one of every three Americans has an estate plan in place, mostly because they don’t believe they have the assets to merit it.  However, everyone should consider having an estate plan.

Investment News’ recent article entitled “Procrastinating Americans putting off estate plans, says D.A. Davidson survey” says 34% of adults in the U.S. have an estate plan, according to a survey released recently by D.A. Davidson & Co. 37% of respondents also said they didn’t have a plan at the ready because they felt they didn’t have a large enough estate to warrant one. Procrastination came in second place, with 32% of those surveyed saying they simply “haven’t gotten around to it.”

The survey also showed that 20% of respondents who actually created estate plans haven’t updated them in the last five years.

Procrastination is a human, and understandable, reason for people not to have an estate plan.  However, lack of assets isn’t.  Estate plans aren’t just for the wealthy.  Estate plans quite critically help with incapacity planning, such as when you need someone to access your money for you, or to make medical decisions on your behalf.

Estate planning helps ensure what you have, whether a lot or a little, goes to the loved ones you intended.  It also can appoint guardians for minors.

I’ve often to put it to clients that a lack of assets makes estate planning even more critical.  You can’t afford to go through a costly or inefficient estate process when you don’t own much.  The process will quickly eat up what you have.  You need to plan to preserve as much as you can.

See here for more basics to estate planning and why they are essential.  https://galligan-law.com/the-basics-of-estate-planning/

Consulting an experienced estate planning attorney has a positive effect when it comes to creating an estate plan. The survey said that the number of those having a plan jumped from 18% to 56%, if they worked with a professional at some point.

The survey showed those who have worked with a professional also feel more confident and prepared discussing their estate plan and end-of-life wishes than those who have never worked with one.

In terms of gender differences, 72% of the women surveyed don’t have an estate plan compared to 59% of men. This spread should narrow as the wage gap closes between male and females.

A married couple will typically pass their full estate to the surviving spouse. Statistics show that the surviving spouse is likely a woman, and she will then need to pass her remaining estate to the next generation. That can be complicated, with things like family dynamics playing a major part which underscores the importance of estate planning at that stage.

Regardless of gender, it is extremely important for everyone to have an estate plan.  If you are interested in starting or aren’t sure how to begin, we’ve prepared an article on preparing for an estate planning meeting which you can find here:  https://galligan-law.com/preparing-for-an-estate-planning-meeting/

Reference: Investment News (Oct. 11, 2022) “Procrastinating Americans putting off estate plans, says D.A. Davidson survey”

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Taxes on Life Insurance?

When people purchase life insurance policies, they designate a beneficiary who will benefit from the policy’s proceeds. When the insured person dies, the policy’s beneficiary then receives a payout known as the death benefit.

Yahoo Finance’s recent article entitled “Will My Beneficiaries Pay Taxes on Life Insurance?” says the big advantage of buying a life insurance policy is that, upon death, your beneficiaries can get a substantial lump sum payment without taxation, unless the amount of the life insurance pushes your estate above the applicable federal estate tax exemption. In that case, your estate will need to pay the tax.

While death benefits are usually tax-free, there are a few situations where the beneficiary of a life insurance policy may have to pay taxes on the lump sum payout. When you earn income from interest, it’s typically taxable. Therefore, if the beneficiary decides to delay the payout instead of receiving it right away, the death benefit may continue to accumulate interest. The death benefit won’t be taxed. However, the beneficiary will typically pay taxes on the additional interest.

So, for example, if the decedent had an insurance policy with a $200,000 death benefit which pays to their daughter at death. The daughter submits a claim after the parent dies and receives $200,736. The $736 is interest generated on the amount of money held by the company post­ death until pay out. The death benefit of $200,000 is not taxable, but the $736 is income taxable as interest, just as though the beneficiary has held the $200,000 in a bank somewhere and generated $736 in interest.

Additionally, the value of the insurance policy is subject to estate tax in most cases. This is true for typical insurance policies where an individual owns a policy on their own life and the proceeds pay out at death (e.g. the $200,000 policy described above). The value of the insurance increases the size of your estate so that if your estate excludes your applicable gift and estate tax exclusion amount (currently about $13,000,000) then your estate will have estate tax to pay.

This obviously doesn’t affect too many people, but many term policies can dramatically increase estate sizes due to their high death benefits.  Some states also have their own inheritance or estate taxes to consider.

Estate planning attorneys, especially when the estate tax exemptions were lower, frequently used life insurance trusts, often called “ILITs” or “Irrevocable Life Insurance Trusts,” to combat this. As the estate tax exemption is currently expected to be cut in half in 2026, these kinds of trusts make sense to use now so that the value of the insurance is removed from your estate in anticipation of a lower exemption.  They work because the client doesn’t have ownership of the insurance policy. It is owned and maintained by the trust without any “incidences of ownership” so that the policy is not considered controlled by the decedent. They will often pay money to the trust which will in turn pay the insurance premiums during life.

I often recommend this to younger clients who are considering life insurance. They may never expect to be estate taxable, but as we don’t know what the future holds, or where politics will take us, we can remove the insurance from their estates now and so not worry about it.

If you want to know more about how life insurance impacts your estate plan, see this article:  https://galligan-law.com/role-of-insurance-in-estate-planning/

As a warning, I’m referring to taxation of life insurance at death. Transferring the policy, withdrawing money or taking a loan from the cash value and surrendering the policy can all have taxable components, so you would want to consult a CPA or attorney on the tax implications before proceeding.

To summarize, beneficiaries usually won’t have to pay taxes on life insurance proceeds. However, some situations can result in a taxable event and in some cases can be planned for in advance.

Reference: Yahoo Finance (Jan. 17, 2023) “Will My Beneficiaries Pay Taxes on Life Insurance?”

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